The Warehouse District Plan Downtown Development Initiative
City of Columbus, Department of Trade and Development
Columbus City Council
Matthew D. Habash, President Jennette B. Bradley Michael C. Mentel Frederick L. Ransier III Maryellen O’Shaughnessy Richard W. Sensenbrenner Charleta B. Tavares
Downtown Development Commission
Harrison Smith, Chair Julia Johnson Bob Loversidge Mike Lusk Jana Maniace Steve Wittmann Ken Cookson
The Warehouse District Plan
July, 2000
Michael B. Coleman, Mayor City of Columbus, Ohio Mark Barbash, Director Department of Trade and Development Patrick Grady, Deputy Director Economic Development and Planning Services Stephen R. McClary, Administrator Planning Office Dick Ritchie, Manager Neighborhood Planning Section Prepared by: Craig Noreen, Senior Planner Graphics by: Jay Kurowski, Graphic Designer
The Warehouse District Plan was adopted by City Council on July 24, 2000 as the official guide for the Warehouse District Planning Area. The plan provides recommendations and establishes guidelines to direct future decisions and influence policy development. Please direct all questions regarding the content of this plan to city of Columbus Planning Office, 109 N. Front Street, Columbus, Ohio 43215.
Letter from the Director
On July 24, 2000 City Council adopted The Warehouse District Plan as the city’s official guide for land use, development and urban design in the Warehouse District Planning Area. As a sub-district of downtown Columbus, the Warehouse District is a vital component of our city’s urban and cultural center. Implementing the plan’s recommendations for this district will serve to further the exceptional growth and revitalization of downtown Columbus.
The Planning Office prepared The Warehouse District Plan in recognition of the area’s need for a cohesive purpose and direction. The plan has been prepared with the assistance and input from numerous stakeholders including property owners, developers, design professionals, and business interests. It is our goal that this document be used by the private and public sectors as a working reference of planning guidelines and policies for the Warehouse District Planning Area.
Mark Barbash, Director Department of Trade and Development
Acknowledgments
The city of Columbus wishes to thank the following individuals for their participation in the planning process. This plan would not have been possible without their assistance. The Planning Office is especially grateful to the working committee for their extraordinary commitment and dedication throughout the process.
Steve Burigana* Dwain Lee Corporate Construction Services Dwain Lee Architects John Burns* Randy Liddle Central Ohio Welding Corporate Construction Services Sal Caradonna Sally Luken* Harmony Ball Company Faith Mission Chan Chandler Louis Moon Phillip Markwood Architects OSU Planning Intern Tony Colosimo* Dave Schroeder* 3D/Group, Inc. Ross Division of Abbott Labs Fr. Ambrose Eckinger, OP* Steve Shinn* Saint Patrick Church Phillip Markwood Architects Michael Fitzpatrick Bob Shook* Architectural Alliance Columbus State Community College Doug Graf Tim Taylor* The Ohio State University CB Richard Ellis Bill Hall* Phil Yoder* Central Ohio Fire Museum ICOM Multimedia Brian Higgins John Ziegler Jr.* OSU Graduate Student Buckeye Printing and Mailing Dennis Horton* John Ziegler Sr.* Corporate Construction Services Buckeye Printing and Mailing
* Working Committee Member
The Warehouse District will be a distinct mixed-use district that includes residential, commercial, office, and light manufacturing. These uses will compliments adjacent districts and support nearby public facilities and institutions. Uses will include residential lofts, condos, and studio apartments; drug stores, grocery stores, and other retail supporting residential uses; hotels, restaurants, and night clubs; loft offices for photo studios, art studios, etc.; small corporate offices; and light manufacturing firms. A passive park will be centrally located, preferably near a public building. Streetscape improvements will serve to establish a cohesive image for the district. New in-fill buildings will reinforce the architectural character of the area and respect the district’s existing buildings in terms of scale and materials. Redevelopment of existing buildings will seek to preserve/restore exterior facades.
Warehouse District Working Committee
Table of Contents
I. Introduction and Overview A. Purpose and Objectives of the Plan 1 B. The Warehouse District Planning Area 2 C. Participants and the Planning Process 4
II. Background and Key Characteristics A. General History of the Warehouse District 6 B. Downtown Districts and Adjacent Institutions 7 C. Architectural Styles and Building Type 8
III. Current Conditions in the Planning Area A. Existing Land Use and Zoning 9 B. Traffic and Circulation Patterns in the Area 10 C. Streetscapes and the District’s Image 11
IV. Growth, Change, and Opportunities A. Recent Developments and Emerging Trends 12 B. Market Demands in Downtown Columbus 13 C. Development/Redevelopment Potential 14
V. Sub-District and Influence Area Recommendations A. Appropriate Land Uses in the District 15 B. Traffic, Circulation, and Transportation 16 C. Surface Parking and Parking Structures 17 D. Urban Design Recommendations 18 E. Streetscape Elements for the District 19 F. Curbs, Sidewalks, and Tree Lawns 20 G. Building Signage and Illumination 21 H. New Development and Redevelopment 22
VI. Next Steps for the Warehouse District A. Guidelines for Plan Implementation 24 B. Suggestions for Marketing the District 25
Introduction and Overview
Purpose and Objectives of the Plan
The Warehouse District Plan was The recommendations in this Plan prepared to establish guidelines for the provide guidance to the development district and stimulate interest in its community and property owners as future. Recommendations were new development and renovations are prepared to guide land use, proposed for the Warehouse District. development/redevelopment and The Plan’s recommendations will be streetscape/urban design. used in the review of project proposals to provide guidance to the Downtown The following four objectives were Commission as they conduct project identified as key goals of the plan: design reviews under the provisions of the Zoning Code. á Delineate district boundaries with major land users.
á Promote a mixture of uses within existing and future buildings.
á Encourage in-fill that reinforces the district’s unique architectural character.
á Foster a strong district identity through purposeful urban design.
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The Warehouse District Planning Area
The Warehouse District Planning Area is bound by I-670 and the Conrail railroad tracks on the north, Grant Avenue on the east, Long Street on the south, and N. Third Street on the west. The Planning Area includes the Zoning Code Sub-District, Influence Area, and Future Development Area.
Warehouse District Planning Area
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Zoning Code Sub-District District and should be guided in a The Zoning Code’s Warehouse Sub- similar land use and urban design District represents the core of the direction. However, there are Warehouse District Planning Area. opportunities to blend the old and new This portion of the planning area and to carefully introduce a broader contains legally established standards variety of building materials without relating to building height, setback, detracting from the District. and land uses. These standards ensure consistency in scale and Future Development Area streetscape to strengthen the The area designated as “Future Warehouse District character. In Development Area” represents one of evaluating future project proposals the largest undeveloped tracts of land in within the Zoning Code’s Warehouse the downtown. As part of the Downtown Sub-District, the provisions of this plan District, there is a range of permitted would provide additional guidance. uses for this area including residential, institutional, commercial, office, and Influence Area manufacturing. Since this land is largely The Warehouse District Planning undeveloped, there are few physical Area includes a larger geographic queues in place for making specific area reaching well beyond the Zoning urban design recommendations at this Code’s Sub-District. This larger area time. Nevertheless, future development contains fewer contributing buildings within this area should maximize the use and a greater amount of undeveloped of the land and be sensitive to its urban land. The area is clearly influenced by context. No other provisions of this plan the Zoning Code’s Warehouse Sub- address this area.
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Participants and the Planning Process
The Warehouse District Plan was The planning process consisted of prepared by the city’s Planning Office four stages: Formation of Goals/Vision in cooperation with a committee of Statement, Issue Identification/Analysis area property owners, developers, of Assets, Plan Development/ design professionals, and business Documentation, and Plan Review/ interests. This group, assembled prior Adoption. In addition, the Planning to initiation of the planning process, Office hosted a charette to formulate was established to ensure that the plan design solutions for the district and would reflect the needs and aspirations organized a tour of the district to of area stakeholders. stimulate interest in the area.
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Formation of Goals/Vision Statement Plan Development/Documentation This initial step in the process required This stage involved the preparation of that the working committee establish a planning recommendations and the direction and conceptual construct for planning document by city staff. A the Warehouse District. marketing brochure summarizing the contents of the plan was also prepared Issue Identification/Analysis of Assets during this period. Review and The working committee was asked by comment by committee members was city staff to assess the district’s assets solicited throughout this phase. and liabilities during this phase of the planning process. Plan Review/Adoption The final step in the process included the presentation of the plan to the general public for their comments, review of the plan with the Downtown Development Commission for their endorsement, and submission of the plan to City Council for its adoption.
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Background and Key Characteristics
General History of the Warehouse District
The city’s original 1834 boundaries The district continued to thrive took in the southwest corner of the throughout the first half of the Warehouse District, including N. Third twentieth century. But as the railroads and N. Fourth Streets between Spring became less important to the city’s and Naghten Streets. Growth of the economy, warehousing and other city eastward resulted in the transportation-related activity in the annexation of the rest of the district area began to decline. Much of the south of Naghten Street in 1847. The district was vacant and deteriorating remaining portions of the district north by the 1970’s. Today, few remnants of of Naghten Street were annexed in the area still exist. 1862 and 1870.
By the outbreak of the Civil War, a manufacturing and warehouse area had developed along the railway north of the original business district. As the city’s economy and rail system grew, so did the area. As more people came to work in the district, more housing was built. St. Patrick’s Roman Catholic Church, dedicated in 1853, also grew with the neighborhood. The original building was remodeled in 1877 and expanded in 1900 and 1913.
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Downtown Districts and Adjacent Institutions
The emergence of downtown districts and Design on its south. Many other has played a significant role in the significant institutions located in the evolution of downtown Columbus. Discovery District are within walking Presently, there are five adopted distance of the planning area. development plans for districts located in the downtown area: the Brewery Additional nearby districts include the District Plan, Downtown South Plan, North Market and the Arena District, Grant/Washington Discovery District both of which are located west of the Plan, North Market Plan, and Pen planning area. Nationwide Boulevard, West Plan. which links the Warehouse District with the Arena District, provides easy The Warehouse District, located north access for both pedestrians and and west of the Discovery District, is in vehicles. Nationwide Boulevard also close proximity to its many institutions provides a physical connection to the and public buildings. Columbus State Columbus Convention Center, which Community College borders the district borders the western edge of the on its east; Columbus College of Art planning area.
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Architectural Styles and Building Type
The Warehouse District contains The COPCO building and the Bobb buildings representing a variety of Company building provide excellent architectural styles. The Schoedinger examples of this technique. The Bobb building is a second renaissance Company building, which was built in revival building designed in 1900 for 1914 as a wholesale grocery the FOSCO sheet metal company. warehouse, also provides an excellent Engine House #16, built in 1908, is an example of the loading docks excellent example of Gothic Revival characteristic of the warehouse architecture. The Central Ohio Paper building type. Company building, completed in 1915, was built in the Chicago Style. Its windows and building composition are typical of this style.
The district provides several good illustrations of the warehouse building type. The Bradford Shoe Company building, which is listed on the National Register of Historic Places, exemplifies warehouse construction. Its concrete frame and large window openings are clearly expressed in its elevations. This building’s large windows with their steel industrial-type sash are typical of early 20th century warehouse construction. Another key feature of this building type is the use of ornamentation to accentuate the building’s main entry.
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Current Conditions in the Planning Area
Existing Land Use and Zoning
The largest current land use in the represent only a small fraction of the Warehouse District is parking. It overall area, are limited to the western accounts for approximately one-third and southern boundaries of the of all land in the planning area. district. Lastly, the Warehouse District Warehousing/light manufacturing contains several vacant buildings and represents the second largest land use large parcels of vacant land. These in the district. Much of this land use is account for over twenty percent of the located north of Mt. Vernon Avenue. overall planning area. Institutional-related uses are also a significant land use, particularly along The entire planning area is zoned the eastern boundary of the planning Downtown District (see Chapter 3359 area. While the number of offices in of the Columbus City Codes). the core of the district is rising, this Additional provisions and standards land use accounts for less than ten are included for a portion the planning percent of the district. Commercial area identified as the Warehouse Sub- and entertainment-related uses, which District (see section 3359.23).
Legend
Existing Land Use Map
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Traffic and Circulation Patterns in the Area
Traffic patterns in and around the Naghten Street and Mt. Vernon planning area have a significant Avenue are also one-way streets that influence on the way in which the run east and westbound. Located in district is used, accessed, and linked the core of the district, these paired to other districts. N. Third Street is a streets connect Nationwide Boulevard southbound, one-way thoroughfare, with Cleveland Avenue. While these which serves as the planning area’s streets are narrower and less traveled western boundary. N. Fourth Street, than streets previously mentioned, which is located one block east, is a traffic volume is anticipated to increase northbound, one-way thoroughfare. with the opening of Nationwide Arena. While both of these streets are This poses a more significant significant for vehicular access into challenge to the actual and perceived and out of the downtown area, they cohesiveness of the district and its also function as barriers for ability to be a pedestrian-oriented pedestrians using the district or environment. accessing other districts.
Spring and Long streets are also significant one-way thoroughfares that provide access into and out of the downtown area. Spring Street is a westbound thoroughfare; Long Street, which serves as the planning area’s southern boundary, is an eastbound thoroughfare. Like N. Third and N. Fourth streets, these thoroughfares discourage pedestrian movement between downtown districts.
Thoroughfare Map
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Streetscapes and the District’s Image
Currently, the Warehouse District and The planning area is also plagued with its streets lack visual interest and billboards. These large signs detract appeal. Its streetscapes are cluttered from the district’s visual appeal and with poles and overhead wires. A hinder its ability to establish a positive myriad of telephone, cable TV, and image and identity. electric lines fill the sky. Existing street lights do not improve the area’s appearance. Poles and luminaries are generic and fail to help establish interest or identity for the district.
Most streets in the planning area do not have street trees. Typically, concrete extends from the curb to the building’s edge without a tree lawn or tree pits. In addition, most parking lots are not buffered with shrubs or trees, providing no visual relief from the large expanse of pavement.
Many of the streets, curbs and sidewalks in the planning area are in disrepair. Curbs in some locations are crumbling. Sidewalks are frequently pitted, cracked, and/or uneven; most are poorly maintained. Some brick sidewalks and alleys still remain in the district. These are generally in good condition and add to the area’s visual interest.
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Growth, Change, and Opportunities
Recent Developments and Emerging Trends
Downtown Columbus has experienced Several recent trends have emerged extraordinary changes during the past as interest in downtown Columbus decade. New development spurred on continues to grow. Enthusiasm over by strong economic growth has housing in the downtown area has generated renewed interest and resulted in the planning/construction of enthusiasm in the downtown area. The several significant residential addition of Nationwide Arena and the development projects. expansion of the Convention Center reflect the vitality of downtown and its The preservation and reuse of existing identity as the centerpiece of the buildings has also become more metropolitan area. important over the last several years. Currently, several large development projects in the downtown area involve the reuse of existing buildings.
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Market Demands in Downtown Columbus
There is an unaddressed demand for Retail space is also less likely in the affordable housing in downtown Warehouse District given its proximity Columbus. Buildings in the Warehouse to City Center. Exceptions include District are particularly well suited for businesses that provide for area redevelopment as residential loft space. residents (e.g. pharmacies, grocery The district’s proximity to educational stores, etc.), restaurants or other institutions and major downtown ‘destination’ type uses, and employers makes it an ideal location for businesses that support office students and professionals. functions (e.g. office supply stores, copy centers, etc.). The market for hotels in the downtown area is also very good. The district’s proximity to the Columbus Convention Center and the Arena District also makes the Warehouse District an attractive location for hotels.
With a strong market for downtown office space, existing buildings within the Warehouse District are also well suited for adaptive reuse as office buildings.
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Development/Redevelopment Potential
Currently, there exists tremendous In addition, several warehouse and capacity for development and commercial buildings in the planning redevelopment in the Warehouse area are currently vacant. These District. This is due to the area’s large structures, ripe for redevelopment, amount of undeveloped and offer extraordinary potential as underdeveloped land. residential, commercial, and/or office space. In addition, a number of the Approximately 20% of the planning buildings in the district are area is vacant land. Another 30% of underutilized. These may be the planning area is used for parking. candidates for redevelopment as the This undeveloped and underdeveloped overall district develops. land provides significant opportunities for new development.
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Sub-District and Influence Area Recommendations
Appropriate Land Uses in the District
á Promote and support a mixture of residential, commercial, and office land uses.
á Endorse land uses that support nearby public facilities and institutions, such as the Columbus Convention Center, Columbus State Community College, etc.
á Reinforce commercial and office land use along major thoroughfares bordering the district.
á Support sidewalk cafes for restaurant/entertainment uses.
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Traffic, Circulation, and Transportation
á Work with the City’s Traffic á Improve signalization to facilitate Engineering and Parking Division flow within the district and to develop pedestrian-friendly connections to adjoining districts. streets in the district. á Work with COTA to identify á Reinstitute two-way vehicular traffic locations needing access to public and narrow/landscape intersections transportation. Lobby for additional on Naghten Street and Mt. Vernon bus stops and the placement of Avenue. architecturally consistent shelters.
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Surface Parking and Parking Structures
á Disallow new surface parking lots á Use street-front display windows or within the district. provide ground floor commercial/ office space in parking structures á Encourage the elimination of within the district. existing surface parking lots at intersections. á Develop a long-term parking strategy in conjunction with á Locate off-street parking behind or adjacent institutions and public between buildings for all new facilities to address overall parking development. requirements for the area.
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Urban Design Recommendations
á Prioritize streets and work with the appropriate entities to bury electric, á Develop an urban park that is telephone, cable TV, street light, centrally located, pedestrian- traffic signal cables, and any other oriented, and nearby/adjacent to a overhead lines. public facility, such as the Central Ohio Fire Museum and Learning á Encourage the removal of existing Center. billboards and disallow construction of any new billboards.
á Install district-wide markers that help to distinguish the area, define its edges, and provide key information.
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Streetscape Elements for the District
á Establish design consistency á Install four to five-foot long steel among all streetscape elements, benches with gloss black painted including tree grates, bike racks, finish (Victor Stanley Model RB-28 etc., in order to foster a cohesive or equivalent). image for the district. á Install steel waste receptacles with á Implement new pedestrian-scale gloss black painted finish (Du More “Acorn” luminaries in accordance Inc. Model 107 or equivalent) at with the Columbus Downtown street intersections and near Streetscape Plan. building entries.
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Curbs, Sidewalks, and Tree Lawns
á Install granite curbs and construct poured-in-place broom finished sidewalks as recommended by the Columbus Downtown Streetscape Plan. Repair existing sidewalks where appropriate.
á Plant deciduous shade trees in relation to the building context, allowing trees to be concentrated in some areas and sparse in others in order to emphasis the architecture of the district.
á Adhere to the standards for tree planting prescribed by the Columbus Downtown Streetscape Plan.
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Building Signage and Illumination
á Set standards for the illumination of á Encourage the use of wood and signage and building facades. metal signs on buildings rather Focus exterior lighting downward than plastic and preserve signage on tightly defined areas to reduce with significant historic value. urban light pollution. á Utilize pedestrian-scale signage á Confine building signage to without internal illumination to entrances and windows in order to establish a consistent character for reduce visual clutter. the district.
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New Development and Redevelopment
á Support in-fill development that is compatible with existing patterns of development within the district and adjacent districts, including zero setbacks along the street edge.
á Support new buildings that are three to five stories in height and compatible with existing structures in scale and proportion, particularly in the Zoning Code’s Warehouse Sub-District.
á Reinforce the architectural character of the district by supporting the use of brick facades and industrial-style windows for new buildings.
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á Support new development north á Support new development along of Mt. Vernon Avenue that blends N. Grant Avenue that integrates the features and characteristics of the architectural style of Columbus historic warehouse buildings with State University with the district’s modern architecture. Building warehouse architecture. facades along Mt. Vernon Avenue should be brick with large window á Endorse redevelopment that openings like that of existing preserves/restores the exterior warehouses in the district. facades of existing buildings.
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Next Steps for the Warehouse District
Guidelines for Plan Implementation
The following guidelines are provided á Establish a working dialog with to assist in the implementation of The development interests in order to Warehouse District Plan: find mutually beneficial solutions. á Maintain communication among á Review the plan periodically and members of the Warehouse District update its contents as conditions Working Committee as well as with change and new issues are other individuals and groups who identified. Amendments to the plan joined in the planning process. must be submitted to City Council. á Establish a not-for-profit organization of area stakeholders to promote the Warehouse District. á Collaborate with the Downtown Development Office and Downtown Commission on implementation of the plan and compliance with its recommendations.
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Suggestions for Marketing the District
The action steps listed below are á Organize tours of the district and offered to help promote the district and coordinate other special events to stimulate reinvestment: generate local excitement and interest in the area. á Secure a marketing consultant to prepare a comprehensive á Identify and promote incentive for marketing strategy for the district. reinvestment in the district, including possible tax abatement á Develop a marketing brochure to for historic properties. highlight the district and stimulate enthusiasm among investors, developers and the general public. á Establish a Warehouse District web site to provide easy access to information about the area. á Work with a graphic artist to create a logo for the district that can be used in advertising materials.
Warehouse District Logo
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